Real Estate Investing in Delbarton, West Virginia (25638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25638 (Delbarton, WV)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 35.2% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 4.7% in the last year.
- Elevated poverty: 30.1% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Delbarton, WV (25638)?
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Market Analysis: 25638 Delbarton
Investors scanning Delbarton, WV for forced-equity plays often land on the 25638 ZIP. A worth a close look for entry near $72K pairs with rents of $783/mo to widen the renovation window.
ZIP 25638 favors investors with a contractor on speed dial. From an investor standpoint, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $783/mo average.
The a strong candidate for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 25638 has not.
The resident base in 25638 runs younger and more tenure-renter than county averages. 18% of 237 households lease, which is the demand source for post-rehab rent lifts.
The strategy in 25638 is forced equity, not market equity. On the rental side, entry prices are accommodating at $72K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in Delbarton:
Market Trends
Home Value History (with trend line)
📊 How Does 25638 Compare?
| Metric | 25638 | Delbarton | Mount Gay-Shamrock, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $72,169 | $79,836 | N/A | $169,372 |
| 5-Year CAGR | N/A | N/A | N/A | 6.1% |
| Avg Rent | $783 | $799 | N/A | - |
| Cap Rate | 8.5% | 8.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25638 (Delbarton, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $72,169 |
| Monthly Rent | $783 |
| Price-to-Rent | 7.7:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.0% |
| Cap Rate | 8.5% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | -4.7% ▼ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.5%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 25638
Population: 237
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 25638
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the median home value in Delbarton, WV?
Delbarton, WV median home values land near $72K. That is reasonable territory for investors looking at $783/mo-per-month rentals.
Are 1% rule properties available in Delbarton, WV?
Hitting the 1% rule in Delbarton, WV is realistic given the 1.08% average rent-to-price. Most value-add properties push well above that line.
What is the average monthly rent in Delbarton, WV?
The typical rental in Delbarton, WV commands about $783/mo monthly. That rent profile measured cash flow against the $72K purchase basis.
What approach is best for Delbarton, WV real estate?
Delbarton, WV investors pursuing value-add and BRRRR deals. The underlying economics ($72K prices, $783/mo rents) make it a reasonable choice.
Is Delbarton, WV a viable BRRRR market?
Yes - BRRRR is a strong in Delbarton, WV. The $72K home values and $783/mo rents anchor the refinance math.
You know 25638 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 25638 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 25638 ranks in Mount Gay-Shamrock, WV
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